HELPING OUR COMMUNITY REBUILD

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1 I F II I ZIG GUI VI 1 HPIG U UI BUI BUIIG GH dditional information regarding the anta osa rebuilding effort available online: ity.org/rebuild onomaountyecovers.org

2 IG F U V Planning & conomic evelopment epartment office 100 anta osa venue, oom 5 onday, uesday and hursday - 8:00 am to 4:30 pm ednesday - 10:30 to 4:30 Friday - 8:00 to 12:00 VII I.G BU H II I ZIG IP U H. ity ouncil : ayor hris oursey Vice ayor Jack ibbetts Julie ombs rnesto livares hris ogers John awyer om chwedhelm II I ZIG GUI 2

3 JU U BUIIG P 1 BI V 2 IG 3 PIIG & VI 4 UI & IPI 5 H II I ZIG GUI 3

4 1 BI V BI V ue to the complexities of debris removal visit sonomacountyrecovers.org/debris-removal for FQ s, forms and permit applications. U H ebris emoval esign Permitting & eview onstruction & Inspections elcome Home II I ZIG GUI 4

5 2 IG IG orking with a design professional, you ll need to create or rebuild a set of plans for your new home including all design, engineering, and required code upgrades. ou may be able to access the original plans by contacting the original designer or the ity of anta osa Building ivision. How different your new home is from the original will affect the speed of your permitting and review process. IVII: Hire design professional etrieve original plans or start from scratch ake any design enhancements and required code upgrades If applicable, coordinate any necessary reviews with your homeowner s association (H) ip: ow is a great time to begin interviewing and selecting a licensed contractor. Visit the orth oast Builders xchange at ncbeonline.com for more resources. U H ebris emoval esign Permitting & eview onstruction & Inspections elcome Home II I ZIG GUI 5

6 3 PIIG & VI PIIG & VI key milestone in building your new home will be applying for and getting your building and associated permits. hile all new construction must meet all federal, state, and local standards, the ity of anta osa has found ways to significantly expedite the review process for esilient ity properties. he best way to save time and money is to first work with your design professional to ensure your ubmittal Packet is 100% complete. IVII: ork with design professional to complete submittal packet eet with Building and Planning ivisions for review elect and hire a licensed contractor esidents should expect to pay approximately $3,000 in review fees. eview timelines will vary depending on how extensive your design changes are. hose with minimal to no changes to their original design should expect less than a week, while those with major alterations, accessory dwelling units, or a new design could take 2-3 weeks for review. Upon review, most residents should expect either an approved set of permits or permits that will require deferred submittals. eferred submittals will allow you to begin the construction process while continuing to work with the building department to resolve any outstanding code or planning requirements. U H ebris emoval esign Permitting & eview onstruction & Inspections elcome Home II I ZIG GUI 6

7 3 PIIG & VI F ittle or no design changes he same footprint he same elevation he same location on the lot ess than 1 week with complete plans and documents o impact fees required XPI inor or moderate design changes he same or nearly the same footprint he same or nearly the same elevation he same or nearly the same location ome interior or exterior changes from original layout 1-3 weeks with complete plans and documents o impact fees required if expansion is 400 square feet or less. PIIIZ arge scale changes hanging the footprint, elevation, layout, or location on lot ddition of ccessory welling Unit equires additional time to review design 3-5 weeks with complete plans and documents o impact fees required if expansion is 400 square feet or less. II I ZIG GUI 7

8 4 UI & IPI UI IPI It s time to get started on your new home! our selected contractor will help guide your building process and schedule. For the most part, your home will get built from the ground up: starting with grading, groundwork, and foundation work, on to framing and wrapping up with walls, details and landscaping. hile your contractor is leading you through the building process, they will also be helping coordinate a series of milestone-based inspections. hese ensure each step of your new home meets code standards and keeps the progress moving. esidents should prepare for approximately $2,000 in inspection fees. If your permit was issued with deferred submittals, you will be working with your design professional to resolve any remaining issues without slowing down your construction timeline. IVII: ork with your contractor to manage building schedule oordinate with your contractor to schedule and manage inspections If any deferred submittals are unresolved with the building department, work with your design professional to complete s your contractor is nearing completion, they can help you coordinate with the ity staff to ensure the timely activation of your sewer and water utilities, as well as your final inspection. U H ebris emoval esign Permitting & eview onstruction & Inspections elcome Home II I ZIG GUI 8

9 5 H H Upon the successful completion of your final inspection you will be granted an occupancy permit and allowed to move into your new home. U H ebris emoval esign Permitting & eview onstruction & Inspections elcome Home II I ZIG GUI 9

10 H BII I V BI HVH H H HI P HI 4 HVI 5 I V I B IGU V 1 FF I IUI 2 3 B BU PI G V V V VU V I V III II BV I I I I I V HUB GUVI JIG V IG V PIFI V H B 4H G G G V 9H 9H I 7H B 4H 3 1 5H VJ B V V H V H V UUP V B V 6 F PHI I BH V V I F II I ZIG he new zoning and expedited rebuilding tools apply to six key neighborhoods affected by the fires. 1 offey Park rea 2 Highway 101 orridor or ound Barn rea 3 Fountainview rea 4 Fountaingrove rea 5 ontecito Heights rea 6 akmont rea I I F I Unless otherwise noted, these provisions will remain in effect until ctober 9th, II I ZIG GUI 10

11 H IG FU B B B B H VI V G UUI H H G B 1. FF P P FF B esidential and non-residential parcels generally bounded by the cityjurisdictional boundary to V the north, Piner oad and Pinercrest rive to the south, Piner reek to the and the east, rea. rail corridor and altzer oad to the west, as depicted in Figure 1, offey Park B P B I PI H I JUI BI V V P B P G V HI HII H V H H II I ZIG GUI 11 H UUB I V B BU X PI F Z IHI G H I G QUI GF FI I G F I I U G HVI IGU U J IFF P B I I V JI GG PHI H HH H U HU PI V H H BH VJ HI FU G IG IGH Z UI U IGH H PI V BUB I B VIG HFI HP BUG P P B VIG V I V U G V VI F UI PI I P P H U J H IUI H P H BI H Figure 1 HI FIG PP V HI GU P F F F IG H V QUI H U G H U BU I V I QU ZU BI VI I V PI PI G BI I P B FI BQU H I PI V I V GU I VI VI J U B U GP VI I I V IG IB I I VI H B U PII H I PB V BU V P I VIG B B I B P B V I PI I I VI V P G H

12 B G G H I B I G H H IG I HIH 2.B HIGH 101 I / U B Highway 101 orridor/ound Barn rea. esidential and non-residential parcels generally bounded by the city jurisdictional boundary to the north, Piner oad and Bicentennial ay to the south, Fountaingrove Parkway/Bicentennial ay and ound Barn Boulevard to the east, and Piner reek and irway rive to the west, as depicted in Figure 2, Highway 101 orridor/ound H Barn rea. B P PI I BU U V I H VI H H P I I U UI PUI HU III ZIG GUI I 12 V J I V V U V V H BI U V P G V FI II P I HUB I I I I HI H P I V B V UI B H V HI PH Figure 2 GVI I F F B V BUB H I U G IU I I IU B H G U B U U VI H G BI H GU P FI I H I VI H I V I I H V VI

13 FX I B B U G G F Z P U H I U H IG I G I HV H GI B H I G PUI I Z B H I G V H G I V I V V P P IIPI ZIG GUI V V BI HI I V X I H H IG P B G V HI I G H U IV V H V V H IV IH HU I V B J U HUB H II U V Figure 3 FI II I I I I V U V I IG B I H G VI B BB I P V I VI B U U V BU IF I H P I U P I V FI B B I UI P B I U G GVI I U B I HI FI I H I V G HI U G B H I G esidential and non-residential parcels generally bounded by Fountaingrove VParkway I to the P north, ake Park rive to the south, ltruria rive, Glenview Place and elsey nolls to the east, and Bicentennial ay and Fountaingrove Parkway to the west, as depicted in Figure 3, Fountainview rea. H G I FI HIH I G BI G 3. FUIVI I B U UVI G G U 13

14 4. FUIGV esidential and non-residential parcels generally bounded by the city jurisdiction bounty to the north, east and west, and Fountaingrove Parkway, eysight echnology campus and hanate oad to the south, as depicted in Figure 4, Fountaingrove rea I I VI I I I I V VI Z B HP P V I PI BIFI I II I ZIG GUI VI B B IG 14 G PUB IV ZIB P IG PUB IV H G H V V J I I ZI P IB G XH F H B HI BU U P I I I H H U B I G I V P HV I H I B I UH IG I I H U V U V H P U PUI I BV I G X V V I BI I P U G V X P I BU I V FI QU HI FF G B P PI F H G I FI BI I I PI H H BBU H HI HI HII I H F B I B P P B HI BG I G I H V X HI II P H FI IG H U H G P P I H V HU B U H H U G VI B I F I BB G IG I FF V I B U B U U J I IF V HUB II I FI II I I I V I V I UI U V I BU H Figure 4 I B P U GI B FI I P P B UI HI P X G I I P FI I I H H G I P H HI PH BUB V B GVI I P B GU IUI G I B U H I I G B U V G G P I I V VI U H HI I B B U G G F H I I FX VIG H G HIH H G B G B U BU G G V I UUI H FIIG I G H I F HI HI UVI H BB P G F PI G B P G G G I U Z I I U I V G P I H I QU I

15 5. I HIGH esidential and non-residential parcels generally bounded by the city jurisdictional boundary to the north and west, Badger oad to the south, and alistoga oad to the east, as depicted in Figure 5, ontecito Heights rea. H G I HVI I G H J Q U G I I HI I I QU I BI BI B IG I U I II I ZIG GUI F 15 BH V G V V P H UB G IV UI V V B I P I JU B G F I V I V UII V P P P B H I I U I PI B G F I J I I I I 5 Figure BU H HU P U BI I H G P I G V I B I V J I H H U I U IF P P IB I XH F I X I X FI B FF P B PI G I I I B I BG P II Z H H P HI I V I

16 U H P I G H G VI F P H B IIGH F I U I I I IZ U H H I H I G P VI I F I I I U H FF I H I G B IV BU I GI IG I IG I VI I I VI U PI V H F F I F IF F B I V I I I I I V V F F B B Figure 6 IH VI H BIH B P H BI G IG FI I F FI HI G G I V H BU FP PHI BH G IG G P IB U F H V I F U V P B B G I H I H B G I V G I G G G I H V I PI V B I G VI I PP B I B G G H U G H FIH H I H IG I H V UI H II B GH IG V IGHH PI HI H V H VIG I HI UH I P H IG U esidential and non-residential parcels generally bounded by the city jurisdictional boundary to the north, south and east, and elita oad to the west, as depicted in Figure 6, akmont rea. P IB IB H U I I I BH V V PI V B BU V UB I VI V H G 6. II I ZIG GUI I 16

17 QUI F For ll esilient ity Zoned Parcels: ll esilient ity zoned permits receive priority over all other building permit requests. ccessory welling Units (Us) Us are allowed with single family dwellings, and can be occupied prior to the completion of the single family dwelling. Internal onversions for ccessory welling Units If a reconstructed residence is built to the previously permitted dimensions, without changing the footprint or square-footage of the original residence, an accessory dwelling unit may be incorporated into the interior, consistent with tate law, and shall receive expedited review. he extent of the accessory dwelling unit shall be identified in the building permit submittal. ll associated Impact Fees will be waived. ew onstruction of etached ccessory welling Units onstruction of a new detached accessory dwelling unit will be allowed alongside the reconstruction of a single-family dwelling. Building permit applications for the new detached accessory dwelling unit will be processed based on application submittal date. ssociated Impact Fees will be reduced or eliminated depending on the square footage of the additional unit. egal onconforming tructures Buildings that were legally established, but do not adhere to current standards may be repaired or rebuilt as they were, provided they adhere to all local and state fire and building codes, are reconstructed in the same configuration, square-footage, height, and use as the original structure. ll reconstruction must commence prior to ctober 9th, 2020 and pursue completion diligently. Building tandards ll buildings must meet the requirement of current tate and local building and fire codes. emporary Housing emporary housing - including trailers, recreational vehicles, manufactured homes, or tiny homes - are permitted on parcels that have received a building permit. hey must meet water, wastewater, and electrical requirements, and must be removed prior to issue of occupancy. emo pplication Fees aived ll emolition pplications for properties in the esilient ity zone will be expedited and all fees will be waived. Planned evelopment Zoning istricts. o maintain neighborhood character and standards, any property in the new esilient ity Zoning areas that were previously zoned as a Planned evelopment will still comply with the existing development standards of the policy statement from the original Planned evelopment district. If the previous development standards in the Policy tatement are silent, or inconsistent with the current Zoning ode, the updated standards which are consistent with the General Plan land use designation for the parcel(s) may be utilized, as determined by the irector of Planning and conomic evelopment. ny requirement for discretionary planning permits, including, but not limited to, conditional use permit, design review or hillside development permit, shall be reviewed and approved by the irector of Planning and conomic evelopment. ny applicable discretionary planning permit fees will be waived. II I ZIG GUI 17

18 QUI F Hillside evelopments pproval ll parcels originally in Planned or Hillside evelopments building new structures must comply with original design and development standards. dherence to the standards, review, and approval will be determined by the irector of Planning and conomic evelopment. ll application and review fees will be waived. Hillside evelopment emoval of Public Hearing equirement ll esign eview or Hillside evelopment structures that alter the originally permitted footprint or building height will be reviewed by the irector of Planning and conomic evelopment, who shall notify, by mail, all persons or entities set forth in ection ()(1) 10 days prior to taking action. here will be no public hearing required. xpedited eview Processes ny new or reconstructed property that complies with all existing Hillside and esign standards, that previously require approval of the esign eview Board or Planning ommission, will now be reviewed at the discretion of the irector of Planning and conomic evelopment. ny applicable Hillside evelopment and esign eview application fees will be waived. ubdivision ap equirements ew structures within the esilient ity Zoning reas that would typically be subject to discretionary review with public hearing per the conditions of a ubdivision ap, will now be reviewed at the discretion of the irector of Planning and conomic evelopment. pplicable discretionary permit application fees shall be waived. equired Public Hearings ny provisions not addressed here, and other than those within the jurisdiction of the irector of anta osa ater or the Board of Public Utilities, will be under the authority of the irector of Planning and conomic evelopment. II I ZIG GUI 18

19 FQ 1 hen I rebuild my home, does it have to be in compliance with current building codes? es. ll buildings must meet the 2016 alifornia esidential ode, as amended and adopted by he ity of anta osa. 2 an my house be built on the existing foundation? es, provided you have an approved suitability analysis of the existing foundation performed by a registered civil or structural engineer. his analysis shall state that the engineer has visited the site and investigated the condition of the existing building elements. It shall also state that the remaining foundation is suitable for the support of the new structure, and that all underslab utility systems (such as drain, waste, vent, water, mechanical, electrical, etc.) are suitable for continued use. lectrical conduits may remain but all under-slab electrical conductors must be replaced. Please be advised that if soil was disturbed to a depth greater than 12 inches, a compaction report to address re-compaction of the lot after foundation removal may be needed depending on new building elevations. licensed geotechnical or civil engineer may be needed to prepare the compaction report. 3 How is he ity of anta osa determining the square footage of structures that were on my property prior to the fire? hen determining square footage, ity staff will refer to building permit history records and ssessors records. he ity does not retain building plan sets in most cases, but may have permit application forms and inspection records for most permitted structures built after he ity will consider the square footages in other formal documents, such as insurance papers or old building plans on a case-by-case basis. 4 Is a emolition Permit required for removal of a building or portions of a building that were damaged or destroyed by a fire? o, if a IGH F () has been submitted to ounty nvironmental Health and your property is on the list for cleanup by al. es, if you choose to remove the debris yourself or through a contractor, a demolition permit is required pursuant to tate ode (2016 alifornia esidential ode, ection 105.1). H tandards for handling and disposal of the debris still apply. emolition permits for residences will be processed in an expedited fashion. eceipts for debris disposal and post clean-up soil analysis are needed before issuance of building permits. ee sonomacountyrecovers.org/debris-removal for more info. II I ZIG GUI 19

20 FQ 5 Is a Building Permit required to repair damage to a structure? es. Permit is required for repairs and construction pursuant to tate ode (2016 alifornia esidential ode, ection or alifornia Building ode, ection 105.1). eview of repair permit applications will be expedited and Building Inspectors are available to inspect your structure before you file a building permit to assist in damage assessment and provide information of Building ode requirements applicable to the situation at hand. e may have complete damage assessment information already on-hand when you come in. ome situations may necessitate that a egistered ngineer evaluates the condition of the damaged home and provide engineered plans for the repair. he onstruction ocuments ubmittal equirements for emodels and/or dditions to esidential Projects shall be followed for repair permit submittals. 6 How long do I have to rebuild my permanent residence? If your home was considered legal non-conforming, you will need to file the building permit application within 36 months from the date of the declaration of emergency (11/9/17). Building and grading permits issued by he ity of anta osa expire by limitation 180 days from the date of permit issuance. e encourage property owners to complete construction as quickly as is practical and not wait to the last minute to call for the next inspection. xtensions will be considered as-necessary. 7 hat documents do I need for a Building Permit? ll plans and documents required for a rebuild permit are identified on the onstruction ocument ubmittal equirements. pplications require three (3) copies of signed plans. If the structure is commercial, non-wood framed, a residence higher than two stories, nonconventional construction (metal, concrete or masonry), or a residential project with more than four (4) dwellings on a single parcel, the plans must be signed by a licensed engineer or architect. complete submittal and detailed building plans often translate into quicker review times. he site plan must be drawn to scale and include all improvements. ultiple departments and agencies may need to review these plans prior to permit issuance. 8 nce I have all building permit plans ready, how do I submit them? pplications can be submitted at the Planning & conomic evelopment epartment office at 100 anta osa venue, oom 5 between 8:00 am to 4:30 pm, onday, uesday and hursday; ednesdays from 10:30 to 4:30 and Fridays from 8:00 to 12:00. II I ZIG GUI 20

21 FQ 9 How do I track my project s permit? ou can apply for and monitor the progress of your permit, as well as schedule inspections at 10 hat other agencies and fees might be involved in the Building Permit Process? ll coordination with other agencies will be managed by the city. Planning. ngineering. ater (water and sewer needs and fees). ity of anta osa nvironmental ompliance (primarily commercial applications). Fire (some residential applications and all commercial applications). onoma ounty nvironmental Health: eptic and well systems, if applicable. ocal chool istrict: itigation fees if expanding the size of former residence. ote: any of these departmental reviews will be greatly-reduced or eliminated if the proposed rebuild is substantially-similar to the previous configuration. 11 re fire sprinklers required for my new structure(s)? es. esidential fire sprinkler systems are required as mandated by the 2016 esidential ode ection 313. nd in-accordance with locally-adopted ordinances. 12 o I need a licensed fire protection contractor (-16) to design and install the sprinkler system? ot necessarily, however it is highly recommended. wner-builders may assume all liabilities of the entire construction project and apply for all permits under the provisions of the tate as it relates to owner-builder allowances and thus design and install their own systems as approved by the Fire epartment. If a licensed -16 fire protection contractor is used they shall install their own design. -16 fire protection contractor design a system they do not install. II I ZIG GUI 21

22 FQ 13 an I live in a trailer or V on my property while rebuilding a home? es, provided: he ity of anta osa has issued a building permit for the trailer or V. Basic conditions can be met, such as provisions for electrical connection, and any necessary hookups. astewater methods are approved. he site is not at risk for landslides or debris flow. he placement of the temporary home does not preclude rebuilding. he permit may be revoked if the terms and conditions of the permit have been violated. therwise the permit will expire once final inspection of your new home is complete or 2 years from permit issuance, whichever comes first. ater/astewater connection fees will be waived. 14 an I rebuild a garage or other accessory structure or continue an accessory use prior to rebuilding my home? he ity of anta osa can authorize reconstruction of an accessory structure on a case-bycase basis. In most cases, all proposed structures would be submitted with the ite Plan required with any building plan sets. he site plan and building permits for all associated structures can then be approved at the same time. 15 Is a new owner required to meet all development standards, including setbacks? es. he same standards apply to existing and new lot owners. n exception is if the original home was determined to be legal non-conforming and a building permit application is submitted within one year of the fire. 16 ill I need a new encroachment permit with fee? n encroachment permit will be required for any modifications to the existing water service due to fire sprinklers. ncroachment permits will also be required for any repair or modifications to existing sidewalks or driveway connections. II I ZIG GUI 22

23 FQ 17 o I need a Grading Permit to rebuild? If a homeowner wishes to reconstruct structures in approximately the pre-fire footprint, with minor additional grading then a grading permit, in most cases, will not be required. Best anagement Practices (BPs) for site stabilization methods will be required. If a homeowner is rebuilding using a different footprint from the original, pre-fire footprint, a Grading Permit will be required. 18 If my structure(s) cannot meet current setback requirements due to lot sizes or topography, will the ity still issue building permits? he ity will make every effort to accommodate challenging lot set-back issues. etbacks can be adjusted under certain circumstances with a Zoning Permit. ll fire safe building regulations, environment, and other health and safety ordinances and standards shall apply 19 ill the ity require evidence of a legal lot prior to issuance of a new building permit? es. Be aware that one legal lot may have several ssessor Parcel umbers (Ps), and that Ps do not establish legal lot status. herefore, the legal lot lines and status must be confirmed prior to issuance of building permits. he ity will accept evidence of a prior Building Permit on your property as establishing legal lot status. 20 ill building permits be issued for structures in a Floodway or Floodplain? Floodways are the drainage areas necessary for a 100-year floodplain (also indicated as F2 on Zoning ap). o permits will be issued for structures within floodways (F1). his is a health and safety issue and all structures must be located outside of the floodway. Habitable structures in the floodplain must conform to the flood control ordinance and have a building pad, or finished floor elevation, elevated above the 100-year flood level. 21 ho enforces the regulations regarding clearance of fuel around buildings? he anta osa Fire epartment will enforce weed abatement programs, requiring the clearance of flammable vegetation from around buildings (anta osa ity ode itle 9, hapter 9-08). ecommendations regarding larger fuel modification can also be made and reference materials can be found at: II I ZIG GUI 23

24 FQ 22 re any permits required to clear up to 100 feet away (efensible pace) from an existing residence? aybe. learing for fire protection purposes can be done within 100 feet of existing dwelling units without a permit, provided that clearing is not performed by an excavator or bulldozer. his does not authorize off-site clearing, although clearing in cooperation with your neighbors is encouraged. he removal of some Heritage trees is prohibited and verification from the Planning epartment will be required before removing trees. 23 m I responsible for clearing the brush from around buildings? es. he property owner is responsible for clearing brush from around buildings. II I ZIG GUI 24